Delaware County Foreclosure Lawyers

The Foreclosure Process in Pennsylvania

In Delaware County, Pennsylvania is a process allowing a lender of a mortgage to take possession or ownership of the property that secured the mortgage in the first place, to cut their losses when a borrower defaults on his or her loan.

A foreclosure usually involves a forced sale of the house at auction, so the bank can recover at least some of the loss it has incurred as a result of the default. Banks usually want to rid themselves of the property as soon as possible, collect as much money as they can from the sale, and then move on.

Like every other state in the U.S., Pennsylvania allows homeowners facing foreclosure to opt for a foreclosure by judicial sale. This is a process through which a court oversees the sale of the house by the lender. The purpose is to see that the lender takes reasonable steps to notify the public of the auction, and other steps to ensure that the house sells for the highest price possible. This is meant to protect the borrower, making it less likely that they'll have to pay a large deficiency judgment (the remaining amount due on the mortgage if the house sells for less than the remaining balance).

Some states treat mortgages as "non-recourse loans." A non-recourse loan is one that is secured by the borrower's property, but for which the borrower is not personally liable. Basically, this means that a lender in a foreclosure can take the house that was mortgaged, but nothing else. If the house sells for less than the lender is owed, it cannot go after the borrower.

How to Possibly Avoid Foreclosure in Delaware County, Pennsylvania

It's very important that you engage in continued communication with your bank. Lenders are surprisingly willing to make accommodations if it means they still get paid something, but in order to accommodate your situation, they have to know about it.

You should remember that the bank doesn't really want your house. They completed a mortgage hoping to make a profit from interest, and that's what they'd much rather do. They aren't in the business of buying and managing real estate. Therefore, banks will sometimes go to surprising lengths to accommodate your financial hardship, especially if it's temporary.

If your financial situation suddenly changes, your lender may be willing to change the terms of your loan, at least temporarily, allowing for lower monthly payments. If this means that they will be able to get some money from you, with default as the alternative, it can become an attractive option for everyone involved.

As a last resort, some borrowers consider a "short sale." In a short sale, the homeowner sells the house to the highest bidder, and uses the proceeds to pay off the remaining debt. If there is any extra from the sale, it goes to the borrower. If the sale price is worth less than what's left of the mortgage in Pennsylvania, the remaining debt is discharged.

Can a Delaware County, Pennsylvania real estate attorney help?

In Delaware County, Pennsylvania, dealing with a possible foreclosure is never easy. However, the assistance of a good real estate lawyer can make the whole process much more bearable, and possibly delay or even prevent the foreclosure altogether.

5*****Mark M.
by
Katie F. ,
05/05/2016Mark was great. When I hired him, it was for the sole purpose of making sure my drivers license didn't get suspended further due to some outstanding tickets.. And he definitely prevented that ft happening. I would recommend him and hire again in a heart beat!

5*****Mark M.
by
Clara M. ,
09/11/2013Mr. M. was very helpful in answering our questions, provided us thorough explanations, and was available for us on the hearing dates. He totally dedicated his time to us when we needed him. Other lawyers simply would not give us enough time and demanded more money, but not Mr. M.. Mr. M. went above and beyond in his job expectations and was very ethical in his legal practice. We could not have had a better attorney and would definitely refer him to acquaintances in the future!

5*****Mark M.
by
Colleen K. ,
08/29/2011I have never needed to hire an attorney until recently,but Mark was very patient and walked me through the entire process.He was most concerned with having the client live with the results.He negotiated a lesser charge ,which was great.He understood the individual circumstances and was able to reduce the charge and be effective in the outcome.If I ever need legal assistance I will most certainly call him.

5*****Mark M.
by
Courtney B. ,
03/02/2011Mark got me the results I wanted for an extremely affordable fee. He handled everything, making the entire process completely stress free. This was extremely important to me since I am not a Minnesota resident and couldn't fly in and out of town. Will definitely hire Mark again if assistance is needed in the future.

5*****Mark M.
by
Wendy K. ,
02/26/2010I hope not to have to hire Mark again and thats a good thing. I will recommend him to family and friends. He did a great job for me. Gave me all the options and didn't sugar coat what was going on. I even got money back! I really appreciated the time he did spend on my case.

5*****Mark M.
by
Marc S. ,
02/25/2010I was very happy with Mark representing me. He worked very hard for me to get the best out come. I would hire Mark again any time.

5*****Mark M.
by
Gena B. ,
09/16/2008I really don't know how many hours Mr M. worked on this case, but I do know everything he did & his explanations made us feel comfortable to trust him completely. I do not have words to express the wonderful outcome of a situation that in the beginning made us feel like there was no hope. It is wonderful to see the justice system work correctly! I have nothing but great things to say about Mr M..

5*****Mark M.
by
Sarthak S. ,
01/16/2008Mark was extremely helpful in getting my case dismissed. Right from the beginning he gave me a clear view of the best case scenario but also told me to be realistic about the results. Very efficient and got me the outcome that i wanted. Would definitely recommend him to anyone.

5*****Mark M.
by
Dean M. ,
01/10/2007Mark is a great guy and gets straight to the point. He will not make you believe something is going to happen that most likly will not like many lawyers do. Thanks Mark for your help hpefully i wont need your services again but if i do i will be calling!

5*****Mark M.
by
Kevin W. ,
09/05/2006Great lawyer!

5*****Mark M.
by
Anton B. ,
05/23/2006I approached Mark M. with my case and he settled the case with a positive outcome.

5*****Mark M.
by
Kiera H. ,
04/25/2006Mr. M. was extremely nice and flexible to my schedule. He thoroughly answered all of my questions and concerns and very knowledgable of the county laws. I received a small fine and no community service for my DWI and am very pleased at the overall outcome.

5*****Mark M.
by
Dave V. ,
02/22/2006Very professional

5*****Mark M.
by
Patrick G. ,
02/22/2006Very professional, always took the time to explain everything regarding the case. I would definitely hire Mr. M. again if I needed to. Thank You for your help!

5*****Mark M.
by
George T. ,
01/12/2006Mr M. has done a great job handling my case so far. I am very impressed with the thoughness of his work and his desire to get what is best for me. He has taken the time to fully explain everything regarding the case to included possible results and what to expect during the case.

5*****Theodore S.
by
Gerianne S. ,
10/10/2016Ted is a true professional and was the reason we won when my case went to court! I recommend him without any reservation. I am now using Legalmatch.com to find another attorney as I was so happy with Ted and with the service he provided.

5*****Theodore S.
by
Sharon H. ,
05/15/2015Ted was invaluable with helping me through my divorce. My ex is a bully, manipulative, narcissistic and very difficult to deal with. Mediation was completely out of the question, although I really believed it possible at one point. If you are going into a contentious divorce with kids and/or assets, Ted is the man to have in your corner. He was aggressive when necessary, totally on top of the deadlines, the legalities and very responsive when I had yet another problem from my husband. His billing was transparent and easy to understand. One suggestion I would make with any legal situation, listen to your attorney, don't kid yourself about anything, be truthful and be very cooperative when it comes to the courts. I can't say enough good things about Ted. And I am thankfully divorced.

5*****Theodore S.
by
Micheal G. ,
12/30/2013Mr. S. was great! I would definitely recommend his service to anyone in need of legal assistance. Mr. S. was very professional and seemed genuinely concerned with my issue. His presence in the courtroom was phenomenal. The term "Gladiator in a suit", comes to mind when I reflect on his performance. Thank you Mr. S.. May God bless you and yours!

5*****Theodore S.
by
Kathleen R. ,
12/05/2013Ted was very knowledgeable about the law and I trusted him completely. He helped me understand that I wasn't getting a fair deal on my divorce because I didn't know all the facts. Once we knew what was involved in the divorce, we knew what was fair and what wasn't. I know I would not have come away with a settlement like this without his expertise. I highly recommend him.

5*****Theodore S.
by
Leah P. ,
10/02/2013

5*****Theodore S.
by
David H. ,
03/16/2013Ted S. is awesome! If it's important to you to work with counsel that is straight-talking, gives great common-sense advice, knows the law and your options within it, choose Ted. Immediately upon meeting with Ted and talking with him on the phone, my worries went down and my confidence that I am talking with the right attorney went up.
I would use Ted S. again without hesitation as his expertise in Family Law is excellent which is where I needed his services. I would recommend him to a friend

5*****Theodore S.
by
Kyle S. ,
02/22/2013Mr. S. was one of the first attorneys to respond to my post on LegalMatch and was the only attorney who responded that actually spoke with me in person, answered my questions, and made himself available. He was very considerate of my needs and desires regarding my case, and helped me through a case that involved a very difficult second party. I would definitely recommend Mr. S. to any of my family or friends who required the type of services that he provides and plan on utilizing them myself in the future if the need arises.

5*****Theodore S.
by
Catherine C. ,
08/25/2012

5*****Theodore S.
by
Phillip B. ,
07/16/2011I worked with Mr. S. through complex litigation that lasted over a year. He was an excellent divorce lawyer that I would recommend without hesitation. He is smart, insightful, articulate, and well organized. He works closely with his clients to create a strategy they both can support. He does not push onto his client a pre-conceived agenda.
He was very professional and polished in court. His cross examination techniques are devastating to the opposing witnesses and counsel. In addition to all of this he has a good sense of humor. Hire this man. You will not be sorry.

5*****Theodore S.
by
Angela A. ,
06/12/2011I had an excellent experience with my lawyer. I would recommend him. He is fast, reliable and he shows much interest in each case. He cares about what he does and he is upfront to the point and honest.

5*****Theodore S.
by
Melissa D. ,
01/14/2011I hired Ted after interviewing 4 other lawyers; he was my 5th interview and I was frustrated after the other four. Having never needed a lawyer before, I only knew that I wanted a lawyer that I felt would represent me 100%. During our phone meeting and first face to face, Ted listened. I never felt like I was "on the clock", but instead that Ted was working WITH me to ensure the divorce settlement was fair. In addition, Ted is a no nonsense guy - I would hire him again because I know that he would tell me the truth, good or bad. I was very pleased with his representation and the divorce settlement and I highly recommend him.

5*****Theodore S.
by
Emilie H. ,
01/03/2011My experience with Mr. Theodore S. was a superior experience. He was able to put for the time and effort that was needed to win my case. On top that he was also able to get me and my son everything that we asked for in our case. After my experience I did in fact recommend him to a friend of mine who in turn hired him for her case. Even though I am now living outside of the state Mr. S. has still continued to do work on my behalf back in Colorado. I would recommend him to anyone who is looking for an attorney.

5*****Theodore S.
by
Joshua N. ,
03/12/2010Theodore S. was a big help. He took the stress away when I needed it the most. He was confident and professional. I highly recommend using Mr. S.!

5*****Theodore S.
by
Christina W. ,
11/20/2009Theodore S. was absolutely instrumental in the success of our case. I admired Ted's attention to detail and felt a strong sense of confidence everytime we spoke, as well as in the court room. Ted has a passion for what he does, and does it very well. His experience is unmatched and his ability to navigate complicated situations is phenomenal. I would use Ted in the future as well as refer him to family and friends.

5*****Theodore S.
by
Jerry W. ,
11/04/2009Ted did an excellent job for me within the bounds of the law. He did a good job in the mediation process and his fees were reasonable. If you have a messy divorce, which most are, I recommend having Ted represent you. He takes the time to understand your case and works to get the best outcome for you that he can.

5*****Theodore S.
by
Dwayne Y. ,
09/22/2009In my experience, Ted was very professional and consistent. There were some issues that the other party for whatever reason would not respond to but Ted kept at it until all the issues in question were cleared. I would highly recommend Ted S. for any legal assistance necessary.

5*****Theodore S.
by
Gary F. ,
09/22/2009Ted did a superb job of representing me and closing a very difficult divorce. He presented me with a game plan and stuck to it. Ted has a get it done attitude and doesn't let frivolous clutter cloud the goal.
Ted's demeanor and people skills are just two of his many commendable attributes. He's very good at calming tense situations and clearly defining what is important and what's not.
Ted S. is a no nonsense attorney, and I highly recommend him.

5*****Theodore S.
by
Tina Z. ,
12/31/2008I feel very fortunate to have found Ted as my lawyer. Divorce and child custody issues is an overwhelming subject to try to deal with, even more so when the other party is out of state as mine was. Ted was always very patient with my NUMEROUS questions that I had for him and answered my phone calls and emails very promptly. He has handled my divorce in a very professional manner without making me feel like I was just another case for him. I would not hesitate in recommending Ted S. to any of my friends or family for their legal needs!

5*****Theodore S.
by
Ellen C. ,
08/19/2008Ted is a straight shooter and ernest lawyer. He reviewed my case and really gave me good pros and cons as to whether to pursue and what to pursue. After talking to me on an initial consult, he reviewed my documents and commented back very quickly on the points he thought pertinent, both by phone and email. I would recommend him.

5*****Theodore S.
by
Teresa H. ,
04/07/2008Compassionate

5*****Theodore S.
by
Cindy M. ,
03/31/2008Ted was great he was always on top of everything.

5*****Theodore S.
by
Cindy J. ,
12/14/2007Ted is the best choice I could have made. Even though my case is not complete yet, Ted has maintained class and knowledge as well as being very upfront right from the start. Ted does not back down in the face of other "bully" lawyers, but defends his clients in a very professional manner. He is very cost conscious for his client and works to resolve the matter efficiently. I have the utmost confidence that Ted will see this through with me to the desired end. I have felt nothing but relief and a sense of well being since hiring Ted for my case. I would definitely recommend Ted to friends and family, as well as use his services again if the need ever arose. Thanks, Ted, for your superior knowledge and ethics and for keeping me focused and calm about the case.

5*****Theodore S.
by
Dawn B. ,
10/24/2007Ted is an excellent lawyer. I hired Ted just two months before my court case and he did a great job of getting everything organized and prepared on short notice; I wish I had found him earlier. Ted is aggressive, organized, very knowledgable and extremely sharp in the courtroom. I would definitely hire him again and highly recommend him! Fees are reasonable.

5*****Theodore S.
by
Penny W. ,
10/22/2007Ted was and is a blessing for our legal needs. It is refreshing to find someone that works diligently for a positive outcome regarding issues that could not have been accomplished without the knowledge of an experienced attorney. Ted took our case so serious that he postponed an out of town trip to be available for a hearing that could not be rescheduled. If we have future legal issues Ted will be the first person we call. Ted thank you for all of your help.

5*****Theodore S.
by
Veronica W. ,
09/26/2007 Mr. S. is a very good lawyer and for my needs he put in alot of work that would probably not be nessary in a grandparents visitation case. Without him I beleive no matter what I tried I would have lost.I have the greatest respect for this attorney and will forever be greatful to this man. Thank You Veronica R. Wheeler

5*****Theodore S.
by
Alexis A. ,
04/01/2007My divorce is not complete but I will say up until this point Mr. S. is everything I had hoped for in a divorce attorney. Divorce is stressful enough but knowing that he is in my corner has made this time easier for me. He is knowledgeable and handles everything quickly and efficiently. He also has a very nice personality and he is HONORABLE. I hope none of my friends well ever need a divorce attorney but if one did I would certainly highly recommend Mr. S..

5*****Theodore S.
by
Ann L. ,
03/15/2007Mr. S. was just what my granddaughter needed. He was there, and followed through and she got a very positive response in court. Yes, I would and my granddaughter would, recommend Mr. S. to anyone who would care to ask. Thank you.

5*****Theodore S.
by
Matthew D. ,
03/14/2007My case turned out exactly how I hoped it would thanks to Ted S..

5*****Theodore S.
by
Tamara D. ,
03/09/2007Mr. S. was wealth worth every penny paid. He responded immediately to my listing here and to every call I made to him. He was thorough in explaining our position. I think Mr. S. was wonderful to deal with. He made me feel confident in our standing but not too confident. He was honest about what could happen in court, he made sure we were clear on all scenarios that could play out. Overall I am extremely happy we hired Mr. S. and that he was available to appear in court less than a week after being contacted. He was prepared, thorough, knowledgeable and strong in his presentation even though he only had a few days to review the case.
I highly recommend Mr. S. and will call him again if the need arises.

5*****Theodore S.
by
Anastasiya C. ,
12/12/2006Mr S. was very helpful and guided us through the entire process of adoption. He maintained very regular correspondence with us, and always answered all our questions. The case was successful, and we are very satisfied with it, and with Mr S.'s work especially.

5*****Theodore S.
by
Julia S. ,
09/19/2006From the very beginning of my interaction with Mr. S., he has worked expeditiously to achieve my objectives regarding the establishment of paternity for my child. Ted took on my case when other attorneys advised I had to wait for the birth of the child in order to proceed. The other attorneys were wrong; Ted researched Colorado case law and found an alternative. Ted has responded to all my concerns in a timely manner and has kept me aware of all the options available via the legal process to bring resolution to the case. Ted has been striaght forward about the legal process and has explained items in plain language. Ted has proven his professional value and I would highly recommend his legal services to others.

5*****Theodore S.
by
Alicia O. ,
08/25/2006Ted is aphenominal attorney! While working on my case, he was very informative, extremely knowledgeable, and most of all patient. My case was a grey area at best. I didn't know which direction to go or even if I had a case. Months before actually hiring Ted, he consulted with me numerous times regarding my options, both the strengths and weaknesses of my case and what the best course of action would be should I decide to go forward. After retaining Ted, he was relentless in pursuing what was in my best interest. Ted knew exactly what path we needed to take in order to get the relevant information into court in the matter in which we needed. His quidance was paramount. He has been a pillar of strength and support in a time that was financially, emotionally, and physically draining.

5*****Theodore S.
by
Kathryn W. ,
08/17/2006My lawyer is doing an excellent job with my case, I would recommend him to anyone and certainly use his services again

5*****Theodore S.
by
Rae E. ,
08/11/2006Mr. S. is very informative and take charge lawyer. He had my every confidence that my needs would be taken care of at all times.

5*****Theodore S.
by
Matthew T. ,
05/13/2006Ted was quick to the point, and knew family law very well. He was great to work with.

5*****Theodore S.
by
Tina B. ,
03/14/2006We have gotten nothing but the best from Mr. S.. We are certainly impressed with his knowledge of the law, pertaining to our particular case, and his steadfast ability to address and deal with the issues that matter to us the most. He reflects great credit upon himself and is in keeping with the highest standards and traditions of the justice system.
Ted keeps us grounded when we think we are going to loose our minds, and helps us to focus on the big picture...the end result. He is not only our attorney, he is our friend.

5*****Theodore S.
by
Ronald B. ,
03/02/2006Cares about the complex matters concerning men and military members faced with situations where they are unequally in child custody matters, with respect to dissolution of marriage. Is continually engaged in attaining the best outcome for me, which is my desire for the best interests of my children. Understands the nature of the problem and has a clear plan on how to get the desired outcome / solution in an expeditious cost effective manner. He is sensitive to my personal needs and problems and answered them at the speed at which I sent emails. Hence that is almost immediately by emails or phone call. Its like if he is there with me through everything. Very efficient and timely and takes care of minimizing my out of pocket expenses while maximizing the quality of service that is given. I would rate him as a superior consummate professional who can handle a diverse number of situations.

5*****Theodore S.
by
Malisa A. ,
02/27/2006Mr. S. was very responsive to all of my emails and telephone calls. He did not leave me waiting ever. He is very good in court and got me thru my divorce in a timely manner. I would definetly refer him to others.

5*****Theodore S.
by
Joshua H. ,
01/15/2006Mr. S. was very responsive to my situation, and handled the case in a timely and and very effective manner. I have been "more than a little" impressed with his ability to achieve the results I had hoped for. I would recommend Mr. S. to anyone in need of legal assistance.

5*****Theodore S.
by
Karen M. ,
01/12/2006Ted is expedient, professional, intelligent, and excellent during a stressful time dealing with a very difficult situation. He is knowledgeable, always very prepared, and responded immediately to my needs on a consistent basis. He responded to my request within hours, whereas other lawyers responded to my request weeks later. I have been through multiple issues with Mr. S. assisting and guiding and I know I am much better off as a result.
Mr S. is polite and responds rapidly to your needs. He is a gem to work with and reassuring at the same time as effective. I would give him my A rating anytime!

5*****Theodore S.
by
Louella V. ,
01/12/2006I felt Theodore S. presented himself in a professional way, but on a personal level. It was important to me during this time.

4****Theodore S.
by
Alemayehu K. ,
02/08/2010Lawyer was really good in handling my case. I found him excellent in defending my interests with full committment. I was really impressed by the way he was cross examining my wife to help the judge understand the basis of her maintenance claim. He also helped me make my expectations realistic in light of the existing law. I would recommend him,without any hesitation , to anybody who wants to get justice in a divorce case.

5*****Steve D.
by
Rosanne A. ,
06/22/2010Steven is an excellent lawyer. He fought hard to get a fair settlement for me out of my divorce. He is very sensitive, Kind and caring. I totally liked working with him and will do so again if the need arises. Thank you for your wonderful service.

5*****Steve D.
by
Satonya P. ,
09/13/2009He was persistent in getting in contact with me, accommodating in terms of setting up a meeting and payment arrangements, and excellent in keeping me informed with what is going on with my case. I am glad that I was able to connect with him.

5*****Steve D.
by
Christopher R. ,
07/20/2008Steve is very professional, a great listener, and understands the legal, process and emotional sides of family law. He is easy to work with, and has represented me very very well

5*****Steve D.
by
Donna S. ,
05/22/2008Steve has been great. He is very professional and still able to be personable and friendly. My experience with him has been 1000 times better than my experience was with my lawyer during my first divorce. He made a stressful process more humane.
I will definitely recommend him to my friends.

5*****Steve D.
by
Lee O. ,
12/18/2007Steve D. responded quickly, understood my situation and has represented my legal interests in a most professional way. I will use him as appropriate for other family matters and will be pleased to refer others to him. I am lucky to have found your service!

5*****Steve D.
by
Nicole B. ,
05/31/2007Steve has an amazing level of genuine compassion and concern for his clients. I never felt like I was just another client or billable time. I would recommend him, and definitely use him, again. If you are looking for someone to really understand your side of things and look out for your best interests, outside of just legally "representing" you, Steve is your best choice. There is something to be said about not just feeling confident in an attorney's ability, but feeling like they care and it matters to them how things turn out.

5*****Robert L.
by
James E. ,
01/03/2010MR. L. DID EXCELLENT JOB HE GOT MY SUIT DISMISSED. HIS RATES WAS VERY FAIR, HE ANSWERED ALL MY QUESTIONS VERY CLEARLY SO THAT I UNDERSTOOD THEM, HE RETURNED ALL MY CALLS IN A TIMELY MANOR. I WOULD WITH OUT QUESTION HIRE THIS LAYWER AGAIN AND WOULD RECOMMEND TO A FRIEND.......TWO THUMBS UP ......THANKS AGAIN

5*****Robert L.
by
Lee R. ,
06/05/2009Listens to my concerns and my opinions and then presents good ideas on strategies to eventually win and collect monies owed. Cautions against throwing good money against bad. We are just beginning the case but he knows how to proceed in the most effective manner.

5*****Robert L.
by
Victor M. ,
09/20/2006Very good lawyer

5*****Robert L.
by
Darlene C. ,
01/12/2006Very friendly. Very understanding of emotional issues.
Prompt reply and excellent work so far on case

4****Robert L.
by
Ronald D. ,
01/12/2006seems like a good lawyer

4****Robert L.
by
Selfrina J. ,
01/12/2006He was sincere and open with me. He seemed interested in helping me and he was not a snob like many laywers I have met. He helped me understand the divorce process and so far everything that he said would happen has happened. I feel I can trust him to do the best he can.

4****Robert L.
by
William R. ,
01/12/2006Robert L.: made me feel relaxed, and confident that he would do his best to help me. He made it clear what documents to bring to our meeting. I would highly recommend Robert L. to my family and friends! Will Robertson 10/29/05